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17/00539/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00539/B Applicant : Hilary Faragher Proposal : Erection of agricultural building Site Address : Ballacoar Farm Ballagawne Road Baldrine Isle of Man IM4 6EJ
Case Officer : Mr Jason Singleton Photo Taken : 15.06.2017 Site Visit : 14.06.2017 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the agricultural farm called Ballacoar Farm, a working farm with around 211 hectares or 521 acres.
1.2 The applicant has provided further information highlighting the scale of the farm which lists some 350 ewes, 25 beef cows and 80 other types of beef cattle. The proposed site is adjacent to existing buildings and joins onto the farm yard. The proposed head of stock is noted as 500 ewes, 150 other beef cattle and 40 beef cows.
THE PROPOSAL 2.1 Proposed is the demolition of an brick barn built in the 70's and the replacement with a modern purpose built agricultural building. The building is to be located to the north east of the farmstead, adjacent to the existing farm buildings to be used for housing animals, feed and farming equipment. The building would measure 27m long and 21m wide with dual pitch roof measuring a ridge height of 6.8. The sides of the building would be a combination of pre-cast concrete panels, sheeted gates and feeder barriers up to 1.5 to 2.0m high and above this is tanalised Yorkshire boarding on three side and open on one.
2.2 The new building is required for housing sheep at lambing time and to house livestock during inclement winter weather. The applicant notes in their supporting statement that the farm has evolved from pigs to now cattle and sheep to reflect demand and market conditions. They suggest that the traditional built building does not allow for modern farming machinery and the proposed building would have dedicated cubicles for suckling cows.
PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application.
DEVELOPMENT PLAN POLICIES 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as "Open Space/Agricultural Use" as identified in the Laxey and Lonan Area Plan Order 2005, Map No. 2.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains a number of policies that are considered specifically material to the assessment of this current planning application. As the land is not zoned for development General Policy 3 would be applicable;
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4.3 Development will not be permitted outside of those areas which are zoned for development on the appropriate area plan with the exception of;
(f) building and engineering operations which are essential for the conduct of agriculture or forestry;
4.4 Environment Policy 1 states: The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
4.5 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."
4.6 Environment Policy 15 states: "Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part.
Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended.
Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape."
4.7 Spatial Policy 5 states;
New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3
REPRESENTATIONS 5.1 Garff Parish Commissioners have no objections (16.06.17).
5.2 Highways Services have commented and confirm there is no Highways involvement in the proposal (19.06.17)
ASSESSMENT
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6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the essential need for the proposal and; (ii) the impact of the proposal on the surrounding area.
(i) Essential Need 6.2 The starting point for any development within the countryside (i.e. not zoned for development) is General Policy 3 paragraph F which allows exemption for agricultural buildings and Environment Policy 15, as the first paragraph requires first the Planning Authority to be satisfied that there is agricultural or horticultural need for a new building, sufficient to outweigh the general policy against development in the countryside.
6.3 The applicant has provided details to confirm he is the farmer/ owner of Ballacoar Farm with a land holding of 211 hectares. From the supporting information the applicant clearly owns a significant head of cattle and sheep, and to provide for their improved care via the proposed building is welcomed in principle.
(ii) Impact of the proposal 6.4 Having considered the justification, we turn to the siting of the building. Environment Policy 15 notes the proximity of the proposal should be sited as close the farmstead as possible and be appropriate in terms of scale, materials, colour, siting and form to ensure they are in keeping with their surroundings.
6.5 With this in mind, the siting and location of the new farm building are two of the most important factors to consider in the context of this application. It is noted from the submission details the current farm buildings are all clustered together in close proximity to the farm house and are various shapes and sizes with construction ranging from traditional Manx stone with either slate or corrugated sheeting for roof coverings to large metal framed building, cladded with corrugated metal sheeting. It is accepted the building would not easily be visible from the Highway, albeit this would be read in the landscape amongst existing farm buildings with a much larger agricultural buildings higher up the field as a backdrop. In considering the design and scale of the building, it is of a proportionate size and form in relation to the existing buildings within the landscape.
6.6 In terms of the scale, materials, colour, siting and form it is considered this application would be in accordance with Environment Policy 1, 2 and 15 for the reasons stated above.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, in this case Highway Services and (e) The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.06.2017
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Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The building must be used only for agricultural purposes.
REASON: the countryside is protected from development and an exception is being made on the basis of agricultural need. As such the building must be used for the purposes for which it is approved.
C 3. The external wall sheeting must match the colour of adjacent sheeted buildings or be a dark brown or dark green colour, or as otherwise approved in writing by the Department.
Reason: in the interests of the visual character of the area.
This approval relates to drawings referenced G1, floor plans of the existing buildings and supporting information received on 16th May 2017.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 29.06.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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